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Property profile & analytics
OFF-MARKET
Estimated value
$2,440,000
Retail space
3936 Hortensia St San Diego, CA 92110-2945
Entity Owned
~
Est. High Equity
Property ID
US09-8355652
Property profile
Verified
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Year built
1974
Total area
6,611 SF
Lot
0.23 ac (9,865 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
443-741-05-00
UPID
US09-8355652
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Green Peak Labs Advertising Agency Marketing & Advertising
-
Booth & Davalos, LLP Law Firm
-
Larson Design & Drafting Renovation Specialist (Bike/Boat/Book/etc) Store
-
Iberia Enterprises Inc Loan Service Bank
-
Cheri Bell, One 17 West Realty Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
$2.46M
Comparable Approach
Comparable
by Request
Blend (final)
Blend
$2.44M
Owner & transaction history
4 Founders LLC
4 Founders LLC
since 2026
Last sale
$2.9M
7 recorded transactions
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Top alternative use upside
Medical building
$3.9M
+39.3%
Office building
$2.8M
+1.0%
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs San Diego submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs San Diego submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
Method
Estimation
Statistic approach
by Request
ML approach
by Request
CAP Approach
CAP Return
Estimation
6%
$2,660,000
6.5%
$2,455,000
7%
$2,280,000
Alternative Use
Use
Estimation
RETAIL STORES
$2,765,000
Current use
MEDICAL BUILDING
$3,850,000
Change: +39% · Conversion: Difficult
OFFICE BUILDING
$2,790,000
Change: +1% · Conversion: Easy
INDUSTRIAL (GENERAL)
$2,655,000
Change: -4% · Conversion: Difficult
Blend value · Realmo final
$2.44M
Range $2.20M – $2.68M · ±10% · vs last sale $2.90M (Feb 24 2026)
Last sale anchor
$2.90M
Feb 24 2026
Realmo estimate · informational only.
These numbers are calculated by our models from public records and may not reflect actual market value.
Not an appraisal.
Verify with a licensed appraiser before transacting. Realmo accepts no liability for divergence from real-world outcomes.
View the full estimation — every method, every assumption
Confidence drivers & risk notes · Custom comparable set · Free for first 3 / day
Full estimation methodology
Every method · every assumption · confidence drivers
Price per SF
Sale + rent benchmarks
Subject property
$369 / SF
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Tax year 2024Property tax & assessments
Tax year 2024
Tax billed
$28,684
Tax year 2024
Assessed value
$2,332,901
Assessed 2024
Previous assessed
$2,332,901
+0.0% YoY
Effective rate
1.23%
On assessed value
Assessed land
$1,477,704
Assessed improvement
$855,197
Applied tax rate
8.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Retail space
Use group
RETAIL STORES (PERSONAL SERVICES)
Status
Off-Market
Year built
1974
Heating
NONE
Units
1
Total area
6,611 SF
Lot
0.23 ac (9,865 SF)
Zoning code
RESTRICTED COMMERCIAL
APN
443-741-05-00
UPID
US09-8355652
Jurisdiction
SAN DIEGO
Zoning & alternative use
RESTRICTED COMMERCIAL · San Diego, CA
Zoning RESTRICTED COMMERCIAL · permitted uses
RESTRICTED COMMERCIAL · San Diego, CA
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
San Diego. Always verify with local authorities before improvements.
Alternative use value scenarios
Repositioning upside vs current use
RETAIL STORES Current
Est. value
$2.8M
MEDICAL BUILDING
Est. value
$3.9M
OFFICE BUILDING
Est. value
$2.8M
INDUSTRIAL (GENERAL)
Est. value
$2.7M
RETAIL STORES Current
MEDICAL BUILDING
OFFICE BUILDING
INDUSTRIAL (GENERAL)
Alternative use deep dive — conversion cost, permits, timeline
Conversion cost estimate · Permit path & risks · Stabilized NOI per option
Alternative use deep dive
Conversion cost · permit path · stabilized NOI per option
Building & site characteristics
From public records
Year built
1974
Heating
NONE
Units
1
Lot
0.23 ac
Current owner
From public records · entity-resolved
4 Founders LLC
Entity
Mailing address
3936 HORTENSIA ST, SAN DIEGO, CA 92110-2945
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2026
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
11 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Feb 24, 2026
$2,900,000
4 Founders LLC
Attica Holdings LLC
Grant Deed
$1,450,000 · Zb NA
Feb 24, 2026
—
4 Founders LLC
—
Deed
related
$1,160,000 · Zb NA
Apr 13, 2007
—
Jon Heinrichs
Heinrichs,rebecca L
Quit Claim Deed
—
Apr 13, 2007
$1,580,000
Attica Holdings LLC
Income Investments LLC
Grant Deed
$800,000 · Bank Of The West
Oct 5, 2005
$300,000
Income Investments LLC
Hutchens Of Sanders Trust
Grant Deed
$900,000 · San Diego County Cu
Oct 5, 2005
$900,000
Income Investments LLC
Hanson,wayne L & Sharon D
Grant Deed
—
Oct 5, 2005
—
Hutchens Of Sanders Trust
Jeshka 2001 Trust
Grant Deed
—
—
—
Wayne L Hanson
—
Deed Of Trust
related
$545,761 · Home Savings Of America
—
—
Attica Holdings LLC
—
Deed Of Trust
related
$659,000 · Cdc Small Business Finance Co
—
—
Wayne L Hanson
—
Deed Of Trust
related
$500,000 · Bankwest Of Nevada
—
—
Attica Holdings LLC
—
Deed Of Trust
related
$1,155,000 · Bellos Us Prop Tr
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
Try Rey
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